Item No: 8e_Supp 
Date of Meeting: February 26, 2019 
T-91 Uplands Development
Design Funding 
February 26, 2019

New Development at Terminal 91 
Requesting authorization
for overall master
planning, environmental
review, permitting and
Phase I design located at
the northeast end of
Terminal 91 Uplands 
Total authorization to
date to $4,300,000. 
Part of 2019-2023
Capital Improvement
Plan 
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Terminal 91: Many Attempts to Develop Uplands 
2000: Harbor Development Strategy 
2004: North Bay plan proposed
mixed use (including biotech) 
2012: Proposed mix of light
industrial buildings and yard leases
(considered parking garage and
office building) 
Proposed ground lease to 3rd 
party developer 
Challenged with cost of
infrastructure 
Lots of Effort  No Substantial Uplands Development 
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T91 Uplands  Maker District 
Actions 
1.  Determine cost of
utilities and
infrastructure needed
to support new
development 
2.  Develop master plan to
guide Uplands
development 
3.  Work with stakeholders
Tent                        allow for the opening
camp 5                      of the north gates. 
Image Credit: Heartland 
Port Real Estate Strategic Plan (2016) Focused on "Maritime Makers" 
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Terminal 91 Uplands Infrastructure Study 
Square Footage of Building Development          Infrastructure Costs 
Phase 1                        100,000                                 $700k 
Phase 2                        300,000                                  $5M 
Phase 3                  300,000 to 600,000                           $28.3M 
TOTAL               700,000 to 1,000,000                       $34M 
Off-site connection to City sanitary sewer to north 
P1  New Port electrical transformer & communications pedestals 
Minor natural gas relocation 
New sanitary sewer main sized for full 1 million sf development 
P2  New regional storm drain water quality treatment facility 
New Port electrical transformer 
Construction of central arterial access road & associated utility corridor 
Replacement of existing 42" storm drain main within western
P3    development footprint with new pipe in utility corridor 
Add cooling fans to 2 existing site electrical substations to increase site
power capacity (by Seattle City Light) 
Defining Utilities and Infrastructure Needed to Support Future Development 
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Developing Facilities for 
Maritime Manufacturers & Suppliers 
Supports growth of commercial
fishing and Maritime Cluster          "The limited  supply  of  industrial  property  in 
Seattle  in  general,  and  Ballard  Interbay  in 
o Industrial property in              particular,  is  resulting  in  rising  rents  and 
Ballard/Interbay area in short      building sale prices. The Port is in a position to 
relieve some of this pressure while supporting 
supply                             the fleet and the maritime industrial sector by 
o Rising rent costs and high          developing additional industrial space" 
building sales prices 
Fishermen's Terminal Real Estate Demand Study
o Fishing and maritime               and Fishing Cluster Economic Growth Model 
manufacturers and suppliers           Madison Bay Commercial (12/15/15) 
want space at Terminal 91 
Supporting Maritime Cluster in Ballard/Interbay 
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Types of Companies Interested in T91 
Demand for space continues to be very strong: 
o Seafood processing equipment manufacturer        40-50,000 sf 
o Fishing gear manufacturer and supplier              30-40,000 sf 
o Fishing vessel processing equipment manufacturer    40-50,000 sf 
o Fishing/Cruise industry refrigeration supplier         50,000 sf 
o Cold and dry storage warehouse                     100,000 sf 
o Local plastics manufacturer                          50-100,000 sf 
o Data Center                                        2 acres 
Significant Demand for Light Industrial Facilities from Maritime Companies 
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Tenant Leasing Steps & Timing 
Today's action will                  Leasing Steps/Strategy 
generate new/renewed
1.  Finalize and permit new buildings and start
interest                         construction on-site 
2.  Complete underwriting and rental rates 
Staff will follow up with   3. Develop list of prospective tenants and
prospective tenants and      size/infrastructure needs 
4.  Identify best user/covenant criteria 
negotiate leases as        5. Sign initial leases during construction period 
construction unfolds 

Leases will be finalized prior to completing construction to allow for tenant specific fit-outs 
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Major Phased Development Plan 
Unique permit in Seattle
land use code 
One land use permit
provides up to 15 years of
construction authorization 
Applies to multiple
developments phased over
time on one large site 
Master Phased Development provides flexibility in design, permitting, and construction 
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Terminal 91 Development Schedule 
Maritime/Economic Development          Project         Project       Project         2018          2019          2020          2021          2022          2023 
Project                     Sponsor        Manager      Complexity 
Q1Q2Q3Q4   Q1Q2Q3Q4    Q1Q2Q3Q4    Q1Q2Q3Q4    Q1Q2Q3Q4    Q1Q2Q3Q4 
T-91 Uplands Development       Economic      Tim           3 
Design Funding                    Dev Division    Leonard 

* Community engagement tasks will vary by project needs 
Community Engagement*          Commission Approval

Environmental Review                Planning/Design             Construction 

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Community Engagement and Communications 
Robust community outreach
and communications efforts
will augment the EIS.
Outreach will keep a wide
range of stakeholders
informed about schedule,
design scope, impacts, etc. 
Liaison work will continue
with transportation planning
teams from the City of Seattle,
METRO and Sound Transit 

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APPENDIX 

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Terminal 91 
HISTORY 
Late 1800's - Intertidal marsh land 
1913 to 1917 - Piers 90 & 91 constructed (originally called pier 40 & 41) 
WWII - Navy acquires for Supply depot 
1974 - Port re-acquires terminal from Navy 
1974 to Present -   Facility used to support a number of maritime cargo and fishing related services
such as cold storage, moorage, automobile imports, fish processing, light manufacturing, fuel tanks,
open storage and a cruise terminal 
ZONING AND DEVELOPMENT 
Zoning is IG1  U45 - This means the facility is allowed to support any industrial activity. 
Critical Areas (ECA) - T91 lies within the liquefaction and Steep Slope geography of the ECA. 
PORT UPLANDS DEVELOPMENT PLANS/ATTEMPTS 
2004: North Bay plan proposed mixed use (including biotech)
2012: Proposed mix of light industrial buildings and ground leases but NPV negative due to needed
infrastructure investments 
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T91 Uplands  Phase 1 Redevelopment 



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T91 Uplands  Phase 2 Redevelopment 



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T91 Uplands  Phase 3 Full Build Out 



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Real Estate Development Work @ T91 
Completed comprehensive infrastructure analysis in 1/2018 
Completed initial masterplan study for 1M SF of light industrial
development 
Prepared Commission request for design funding of Phase 1 of 100k SF 
Engaged in ongoing discussions with Expedia on future transportation
impacts 
Engaged with SDOT regarding re-evaluation of existing Magnolia Bridge 
Engaged with Sound Transit on future Interbay/Ballard transit line
location 
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